The work includes design and construction services generally needed to design, develop and build most medium to large scaled projects. The scope of work includes all design work and an administrative role by our firm to fully protect the owner’s interests and requirements from the start of design through the end of construction. Detailed construction drawings, project specifications and a defined Architect’s role during construction are all part of this work.

Architectural phases include: Schematic Design, Construction Documents, Bidding, and Construction Administration.

Project types include: New construction, renovations, and additions for residential, commercial and municipal buildings.


The work includes design and drawing services needed to plan, develop and document designs for small to medium scaled projects. The scope of work is limited by the design phases and does not include a formal construction role for the Architect.

Architectural phases include: Schematic Design and Limited Construction Documents. Drawings and specifications required to properly bid a project are not included. Bidding and Construction Administration services may be added.

Project types include: New construction, renovations, and additions for residential and some commercial buildings.


Includes overall property and building planning and master plans for projects prior to detailed design work. This work often establishes conceptual design layouts, themes and major requirements to be developed.


Planning, design and development for the construction of property improvements. Landscape plantings, trees, garden beds, lawns, terraces, decks and walks are all planned as an extension of the interior living and buildings. Design work captures pools, barns, garages, pergolas and trellis’ in an overall cohesive design.


Predesign work to examine potential development of a property or building for design and development. These studies often identify potential design layouts and options and make recommendations about major building systems and uses for future planning.





The Architect will review the Owner’s scope of work and budget to establish an understanding of the project requirements. The scope of work should include the Owner’s list of spaces (also known as “The Program”). This generally identifies room types, sizes and any special requirements.
Property Analysis. Measurements and photos of the existing structures are recorded. Property information is obtained and a zoning analysis is prepared, identifying building limitations.
A design is developed based on the approved project requirements. Floor plans and exterior views are drawn showing the location of Program spaces, walls, openings (doors & windows), plumbing fixtures, major appliances and other special items. A preliminary construction cost projection is prepared. The design will be reviewed with the Owner and revisions will be made accordingly. The design drawings will be submitted to the Owner for approval.


Upon the Owner’s approval for the Schematic Design, Construction Documents are prepared indicating requirements for construction. Coordination of services is provided with any consulting services the Owner provides. Materials, finishes, structural and mechanical systems are identified for the project. Compliance with governmental codes and regulations are established. The construction drawings are prepared and generally include floor plans, exterior elevations, building section(s), details, and diagrams for structural & electrical work. The drawings show the scope (quantity) of work. Written Specifications are prepared. These notes provide quality and performance standards for the work shown on the drawings. The construction cost projection is updated. The Construction Documents will be reviewed with the Owner and revisions will be made accordingly. The Drawings & Specifications will be submitted to the Owner for approval.


Bids are obtained from selected contractors for the construction cost and time to build. A cost comparison is provided to assist with interpreting bids and selecting a contractor for the work. A companion AIA Owner-Contractor Agreement to the AIA Owner-Architect Agreement is prepared for the construction contract. The permit process is started during this time.


The Contractor is awarded the Construction Contract and a preliminary construction meeting will made to review the project goals, time line and logistics for implementing the work. During the Construction Phase, the Architect acts as the Owner’s representative and provide administration of the Contract between the Owner and Contractor. The Architect will make periodic site visits and interpret the Contract Documents for compliance with work. Non-conforming work may be rejected. The Architect will review the Contractor’s Application for Payment based on the work completed and issue a Certificate for Payment to the Owner for approved amounts. A record of payments is maintained. The Architect will review the Contractor’s shop drawings, product data and sample submittals for compliance with the contract documents. This review does not remove the Contractor from full responsibility for conformance with all parts of the construction contract. Changes in the work will be reviewed by the Architect and approved prior to completion of the work. The Architect will conduct inspections and review construction work. When the project has met compliance with the construction contract, a Certificate of Substantial Completion will be issued. Final payment to the Contractor will be certified to the owner.